Super new to BP but have been prospecting in select markets for property off market.

1) PMC: Be sure to invest some time in selecting a PMC.

I use excel to keep up with my properties, very powerful and customizable.

Most of the current tenants are long term.The biggest factors for me for the purchase were: - A property manager:  Be selective and pay them well. 

How much can I get involved in screening/selection of the tenant?

I’d add the gurus you speak of are excellent at self promotion much like other highly successful people in different venues. 

Let the numbers make the property selection for you.

I have never had an early termination tenant select Option #1 - #2 is clean, easy, neat, and known costs. 

To give you an example, we walked every 5th unit at an 800 unit property, but only took notes on paper and used excel to track and estimate costs.

So not sure worth prospecting the ones that get 1 case every year or two or three.....as some of those won't be sellers....maybe husband/wife survivors that stay in the house, kids move in, they already have a realtor, or some other excuse.You might get the 2020 list and run that for your county or local probate court and see if you can put that in Excel and shift and sort by attorney to see the ones who really are active and handling cases.